A.
The business districts are listed in Table 300-20 below. When this
chapter refers to business districts it is referring to one of the
following:
|
Table 300-20: Business Districts
| |
|---|---|
|
District Name
|
Map Symbol
|
|
Central Business
|
CB
|
|
Neighborhood Business
|
NB
|
|
Professional Office
|
PO
|
|
General Business Local
|
GB-2
|
|
General Business Regional
|
GB-1
|
B.
The business district names and map symbols are intended to provide
a general indication of what is allowed in the district by denoting
the commercial or office orientation of the district and its relative
character.
A.
Central Business (CB). The purpose of the CB District is to identify
the traditional, mixed-use core to the City of Cortland and support
investment that is consistent with the vision and goals of the City's
Comprehensive Plan. Not only does the CB District encompass much of
the historic center of the City, but also the surrounding neighborhoods
and parcels that contribute to the traditional downtown character.
The intent of the CB District is to foster higher density, mixed-use
developments that provide a variety of shopping, service, and living
opportunities consistent with the pedestrian-oriented and historic
character of Main Street. In order to accomplish this, regulations
on the location, design and use of structures or land will be employed
to foster a desirable concentration of activities and amenities, creating
a comfortable environment for visitors arriving by foot, bicycle,
or motor vehicle. The CB District will also serve to support the development
of downtown as the civic, cultural, and governmental center to the
City.
B.
Neighborhood Business (NB). The purpose of the NB District is to
provide for the development of small-scaled retail and service stores
in areas adjacent to or surrounded by established residential neighborhoods,
and to support the vision and goals contained in the City of Cortland
Comprehensive Plan. Investment permitted in the NB District shall
be compatible with the scale and walkability of neighborhoods and
shall not negatively impact their residential character. The intent
of this district is to accommodate shops and services that meet the
needs of our residents while enhancing the walkability of the community
and preserving the City's traditional residential development pattern.
C.
Professional Office (PO). The purpose of the PO District is to accommodate
a mixture of higher-density residential uses and relatively low-intensity
office or service uses in accordance with the vision and goals contained
in the City of Cortland Comprehensive Plan. The PO District is intended
for areas of the City where single-family residential uses may no
longer be viable due to high traffic volumes or other market factors,
but remain viable locations, for multifamily dwellings or offices.
Such areas shall serve as a transition or buffer zone between more
intensely developed nonresidential areas and established residential
neighborhoods. The dimensional regulations are also intended to permit
the conversion of single-family detached dwelling into multifamily
or commercial buildings.
D.
General Business Local (GB-2). The purpose of the GB-2 District is
to provide suitable areas for a wide range of commercial uses and
to support the vision and goals contained in the City of Cortland
Comprehensive Plan. The intent of the GB-2 District is to create commercial
corridors and activity centers that are smaller in scale than those
permitted in the GB-1 District, but more intense than those found
in the remaining business districts. This shall be achieved through
the application of a maximum building footprint requirement. Commercial
activity in the GB-2 District should create streetscapes that successfully
balance the needs of motorists and nonmotorists by providing building
and site design elements that support a multimodal transportation
network.
E.
General Business Regional (GB-1). The purpose of the GB-1 District
is to accommodate commercial development that caters to residents,
travelers and tourists, while also supporting the vision and goals
contained in the City of Cortland Comprehensive Plan. The GB-1 District
is intended to designate areas for the development of larger scale
commercial activities that depend upon significant volumes of motor
vehicle traffic. In addition to accommodating motor vehicle traffic,
development within the GB-1 District shall incorporate pedestrian
amenities and circulation, including linkages to adjacent neighborhoods.
This district encourages the application of site design and buffering
techniques to regulate the design and placement of parking facilities,
access points, structures, and landscaping elements to create welcoming
gateways into the City.
Uses are allowed in business zoning districts in accordance
with Table 300-22 below.
A.
Uses identified with a "P" in the table are permitted as-of-right
in the subject zoning district, subject to compliance with all other
applicable standards of this chapter.
B.
Uses identified with a "SP" in in the table may be allowed if reviewed and approved in accordance with the special permit procedures contained in Article XVI.
C.
Uses not listed and those identified with a "—" are expressly
prohibited.
|
Table 300-22: Business Permitted and Specially Permitted Uses
| ||||
|---|---|---|---|---|
|
Land Use
|
Zoning District
| |||
|
CB
|
NB
|
PO
|
GB-2, GB-1
| |
|
1. Residential
| ||||
|
Single-family dwellings
|
—
|
P
|
P
|
—(1)
|
|
Two-family dwellings
|
—
|
P
|
P
|
—(1)
|
|
Multifamily dwellings
|
P
|
P
|
P
|
P
|
|
Bed-and-breakfasts
|
SP
|
P
|
P
|
—
|
|
Home occupations
|
—
|
SP
|
SP
|
SP
|
|
Fraternity or sorority dwellings
|
—
|
—
|
SP
|
SP
|
|
Rooming houses and boarding houses
|
—
|
SP
|
—
|
—
|
|
Upper floor residential units
|
P
|
P
|
P
|
P
|
|
Accessory uses or structures
|
SP
|
SP
|
SP
|
SP
|
|
Solar photovoltaic systems (accessory only)
|
SP
|
SP
|
SP
|
SP
|
|
NOTES:
|
|---|
|
"P" = Permitted;
|
|
"SP" = Specially Permitted;
|
|
"—" = Prohibited
|
(1)
Single- and two-family dwellings occupied as of the effective date
of this revised chapter are considered a permitted use. The development
of new single- or two-family dwellings are prohibited.
|
Land Use
|
Zoning District
| |||
|---|---|---|---|---|
|
CB
|
NB
|
PO
|
GB-2, GB-1
| |
|
2. Institutional
| ||||
|
Places of worship
|
SP
|
SP
|
SP
|
SP
|
|
Schools
|
—
|
P
|
SP
|
P
|
|
Public service utilities
|
SP
|
SP
|
SP
|
P
|
|
Clubs (lodges, fraternal or sororal organizations, etc.)
|
P
|
—
|
SP
|
P
|
|
Ancillary parking areas
|
—
|
—
|
SP
|
SP
|
|
Parks, playgrounds
|
SP
|
SP
|
SP
|
SP
|
|
3. Commercial
| ||||
|
Indoor lodging
|
P
|
—
|
SP
|
P
|
|
Extended-care medical facilities
|
—
|
—
|
SP
|
P
|
|
Personal or professional offices
|
P
|
P
|
P
|
P
|
|
Medical offices
|
P
|
P
|
P
|
P
|
|
Upper floor offices
|
P
|
P
|
P
|
P
|
|
Day-care centers
|
SP
|
P
|
P
|
—
|
|
Cemeteries
|
—
|
—
|
SP
|
—
|
|
Funeral parlors
|
—
|
P
|
P
|
—
|
|
Ambulance service
|
—
|
—
|
—
|
P
|
|
Art galleries and studios
|
P
|
P
|
P
|
P
|
|
Financial institutions and services
|
P
|
P
|
SP
|
P
|
|
Fuel stations
|
—
|
SP
|
SP
|
P
|
|
Motor vehicle service shops
|
—
|
SP
|
—
|
P
|
|
Motor vehicle sales
|
—
|
—
|
—
|
P
|
|
Personal service shops
|
P
|
P
|
SP
|
P
|
|
Dry cleaner outlets and laundromats
|
P
|
P
|
—
|
P
|
|
Retail stores
|
P
|
P
|
SP
|
P
|
|
Outdoor sales
|
SP
|
—
|
—
|
SP
|
|
Indoor entertainment and recreation
|
P
|
SP
|
—
|
P
|
|
Outdoor entertainment and recreation
|
—
|
—
|
—
|
SP
|
|
Restaurants and taverns
|
P
|
SP
|
SP
|
P
|
|
NOTES:
|
|---|
|
"P" = Permitted;
|
|
"SP" = Specially Permitted;
|
|
"—" = Prohibited
|
The lot, area, and yard requirements listed in Table 300-23
below shall apply to the business districts within the City.
|
Table 300-23: Business Lot, Area, and Yard Requirements
| ||||
|---|---|---|---|---|
|
Land Use
|
Zoning District
| |||
|
CB
|
NB
|
PO
|
GB-2, GB-1
| |
|
A. Minimum Lot Size1
| ||||
|
Single-family/two-family
|
—
|
10,000 square feet
|
7,500 square feet
|
—
|
|
Multifamily
|
SPR2
|
10,000 square feet
|
7,500 square feet
|
10,000 square feet
|
|
Nonresidential uses
|
SPR2
|
10,000 square feet
|
7,500 square feet
|
10,000 square feet
|
|
B. Minimum Lot Width3
| ||||
|
Single-family/two-family
|
—
|
100 feet
|
100 feet
|
—
|
|
Multifamily
|
SPR2
|
100 feet
|
100 feet
|
100 feet
|
|
Nonresidential uses
|
SPR2
|
100 feet
|
100 feet
|
100 feet
|
|
C. Minimum Front Yard4
| ||||
|
Single-family/two-family
|
—
|
0 feet
|
25 feet
|
—
|
|
Multifamily
|
0 feet
|
0 feet
|
25 feet
|
30 feet, 0 feet
|
|
Nonresidential uses
|
0 feet
|
0 feet
|
25 feet
|
30 feet, 0 feet
|
|
D. Maximum Front Yard4
| ||||
|
Single-family/two-family
|
—
|
—
|
—
|
—
|
|
Multifamily
|
5 feet
|
20 feet
|
—
|
GB-2: 40 feet
|
|
Nonresidential uses
|
5 feet
|
20 feet
|
—
|
GB-2: 40 feet
|
|
E. Minimum Side Yard4
| ||||
|
Single-family/two-family
|
—
|
5 feet
|
7 feet
|
—
|
|
Multifamily
|
SPR2
|
15 feet
|
15 feet
|
15 feet
|
|
Nonresidential uses
|
SPR2
|
10 feet
|
10 feet
|
10 feet
|
|
F. Minimum Rear Yard4
| ||||
|
Single-family/two-family
|
—
|
20 feet
|
25 feet
|
—
|
|
Multifamily
|
SPR2
|
20 feet
|
25 feet
|
20 feet
|
|
Nonresidential uses
|
SPR2
|
20 feet
|
25 feet
|
20 feet
|
|
All accessory uses/structures
|
SPR2
|
5 feet
|
5 feet
|
5 feet
|
|
NOTES:
| |
|---|---|
|
1
|
Or the most common lot width on the block in which it is located.
|
|
2
|
Or the most common yard on the block in which the lot is located.
|
The bulk requirements listed in Table 300-24 below shall apply
to the business districts within the City.
|
Table 300-24: Business Bulk Requirements
| ||||
|---|---|---|---|---|
|
Land Use
|
Zoning District
| |||
|
CB
|
NB
|
PO
|
GB-2, GB-1
| |
|
A. Maximum Lot Coverage
| ||||
|
Residential uses
|
SPR1
|
60%
|
60%
|
60%
|
|
Nonresidential uses
|
SPR1
|
80%
|
80%
|
80%
|
|
B. Maximum Building Height
| ||||
|
Residential uses (principal)
|
100 feet
|
35 feet
|
45 feet
|
45 feet
|
|
Residential uses (accessory)
|
15 feet
|
15 feet
|
15 feet
|
15 feet
|
|
Nonresidential uses (principal)
|
100 feet
|
45 feet
|
45 feet
|
45 feet
|
|
Nonresidential uses (accessory)
|
15 feet
|
15 feet
|
15 feet
|
15 feet
|
|
C. Minimum Building Height
| ||||
|
Residential uses (principal)
|
22 feet
|
22 feet
|
—
|
GB-2: 22 feet
|
|
Residential uses (accessory)
|
—
|
—
|
—
|
—
|
|
Nonresidential uses (principal)
|
22 feet
|
22 feet
|
—
|
GB-2: 22 feet
|
|
Nonresidential uses (accessory)
|
—
|
—
|
—
|
—
|
|
D. Maximum Building Footprint
| ||||
|
Residential uses (principal)
|
SPR1
|
SPR1
|
SPR1
|
SPR1
|
|
Residential uses (accessory)
|
—
|
—
|
—
|
—
|
|
Nonresidential uses (principal)
|
5,000 square feet
|
5,000 square feet
|
5,000 square feet2
|
GB-2: 10,000 square feet
|
|
Nonresidential uses (accessory)
|
1,000 square feet
|
1,000 square feet
|
1,000 square feet2
|
GB-2: 2,000 square feet
|
|
NOTES:
| |
|---|---|
|
1
|
SPR indicates that these requirements will be determined to
the satisfaction of the Planning Commission during the site plan review
process.
|
|
2
|
The maximum building footprint requirement shall apply to retail,
restaurant, and tavern uses only.
|
The applicable special use requirements (see Article XVI) and development standards in this chapter shall apply to all uses in the Business Districts of the City.
